I acquired my flat on 9 November and the transaction details is not yet registered. Any reason for this? My conveyancing solicitor in Kensington advises it will be recorded in less than a month. Are transfers in Kensington uniquely lengthy to register?
As far as conveyancing in Kensington is concerned, registration is no faster or slower than the rest of England and Wales. As opposed to being determined by geographic area, timeframes can adjust depending on the party submitting the application, whether it is in order and if the Land registry communicate with any third persons or bodies. As of today approximately three quarters of submission are fully addressed within 12 days but some can be subject to longer delays. Registration takes place after the purchaser is living at the property therefore an expedited registration is not usually an essential issue yet where there is a degree of urgency associated with the registration then you or your conveyancer should speak with the land registry and explain the circumstances.
How does conveyancing in Kensington differ for newly converted properties?
Most buyers of new build premises in Kensington approach us having been asked by the builder to sign contracts and commit to the purchase even before the house is completed. This is because new home sellers in Kensington typically buy the site, plan the estate and want to get the plots sold off as they are building the properties. Buyers, therefore, will have to exchange contracts without actually seeing the house they are buying. To reduce the chances of losing the property, buyers should instruct conveyancing solicitors as soon as the property is reserved and mortgage applications should be submitted quickly. Due to the fact that it could be several months and even years between exchange of contracts and completion, the mortgage offer may need to be extended. It would be wise to use a lawyer who specialises in new build conveyancing especially if they are used to new build conveyancing in Kensington or who has acted in the same development.
Yesterday I discovered that there is a flying freehold issue on a house I put an offer in two weeks back in what was supposed to be a straight forward, chain free conveyancing. Kensington is the location of the property. Is there any advice you can impart?
Flying freeholds in Kensington are not the norm but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Kensington you would need to get your solicitor to go through the deeds diligently. Your lender may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Kensington may determine that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
My husband and I are FTB’s - agreed a price, but the selling agent has warned us that the owners will only proceed if we use their recommended lawyers as they are insisting on an ‘expedited deal’. Our preferred option is to instruct a local solicitor with experience of conveyancing in Kensington
We suspect that the owner is unaware of this request. If they require ‘a quick sale', alienating a motivated purchaser is counter productive. Contact the sellers directly and make the point that (a)you are serious purchasers (b)you are ready to go, with finances arranged © you do not need to sell (d) you intend to proceed fast (e)but you will continue to appoint your own,trusted Kensington conveyancing solicitors - not the ones that will provide the negotiator at the agency a commission or meet his conveyancing figures demanded by head office.
Can you provide any top tips for leasehold conveyancing in Kensington from the point of view of saving time on the sale process?
- Much of the frustration in leasehold conveyancing in Kensington can be avoided where you get in touch lawyers the minute you market your property and request that they start to collate the leasehold information needed by the purchasers’ solicitors. If you have carried out any alterations to the premises would they have required Landlord’s permission? Have you, for example installed wooden flooring? Kensington leases often stipulate that internal structural changes or laying down wooden flooring necessitate a licence issued by the Landlord acquiescing to such alterations. If you fail to have the consents to hand do not communicate with the landlord without contacting your lawyer in advance. You may think that you are aware of the number of years remaining on your lease but it would be advisable double-check by asking your solicitors. A buyer’s conveyancer will be unlikely to recommend their client to proceed with the purchase of a leasehold property the remaining number of years is under 80 years. It is therefore important at an as soon as possible that you consider whether the lease for your property needs extending. If it does, contact your solicitors before you put your property on the market for sale. If you have the benefit of shareholding in the freehold, you should ensure that you are holding the original share certificate. Obtaining a replacement share certificate is often a lengthy process and delays many a Kensington conveyancing deal. If a duplicate share certificate is required, you should approach the company director and secretary or managing agents (where relevant) for this at the earliest opportunity.
Having spent years of correspondence we cannot agree with our landlord on how much the lease extension should cost for our flat in Kensington. Does the Leasehold Valuation Tribunal have jurisdiction to calculate the appropriate figures?
in cases where there is a missing freeholder or where there is dispute about what the lease extension should cost, under the Leasehold Reform, Housing and Urban Development Act 1993 it is possible to make an application to the LVT to calculate the amount due.
An example of a Lease Extension case for a Kensington premises is 93 Oakwood Court in June 2010. the LVT determined that the premium to be paid for the new lease was £492,083, This case affected 1 flat. The remaining number of years on the lease was 37.79 years.
I am purchasing a house and require a conveyancing solicitor in Kensington who is on the bank solicitor panel. Can you recommend a Kensington or local firm?
Our service is limited to being a directory service for firms who wish to listed as being on the approved conveyancing panel for the lender who carry out conveyancing in Kensington. We dont recommend any particular conveyancing practice.